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HomeMy WebLinkAboutZ-8397-A Staff AnalysisJanuary 8, 2009 ITEM NO.: F NAME: Aloft Hotels Short -form PCD LOCATION: Located at 421 President Clinton Avenue DEVELOPER: McKibbon Hotel Group, Inc. 402 Washington Street, Suite 200 Gainesville, GA 30503 SURVEYOR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 APr- IITFrT- AMR Architects, Inc. 201 East Markham Street, Suite 150 Little Rock, AR 72201 FILE NO.: Z-8397-A AREA: 0.4358 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF CURRENT ZONING: UU, Urban Use District ALLOWED USES: Residential, Office, Commercial — All indoor PROPOSED ZONING: PCD PROPOSED USE: Mixed Use including Retail and a Hotel VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On October 27, 2008, the Little Rock Zoning Board of Adjustment was to hear a request for specific variance requests to allow for future development of an aloft hotel on this site. The applicant requested the item be withdrawn from consideration prior to the public hearing. January 8, 2009 ITEM NO.: F (Cont.) FILE NO.: Z-8397-A APPLICANT'S STATMENT: Pursuant to Ordinance No. 18,961 the River Market District was established for the express purpose of creating a location for business, cultural, residential and entertainment activities. With its eclectic mixture of old and new structures, the River Market District houses various retailers, restaurants, bars, clubs, loft apartments, offices and condominiums. The district is home to the Little Rock City Library, the Clinton Library, Heifer International Headquarters, the Statehouse Convention Center and various hotels, including the Courtyard by Marriott, the Capitol Hotel and the Peabody. The proposed development of an aloft hotel fits squarely with the land use goals of the River Market District and would certainly be harmonious with the character of the neighborhood. Currently, the property located at the corner of Commerce Street and President Clinton Avenue is used as a surface parking lot. The proposed use of the property as a hotel, with some retail use, are uses which are sought and encouraged by the ordinance establishing the River Market Overlay District. Since several types of retail use will be present on the property the developer is requesting an application for a Planned Commercial Development, ("PCD") to accommodate the multiple uses. In connection with the PCD application, some variances are requested. While some variances are necessary to achieve the purposes and intent of the development, such variances have been anticipated considering the styles and uses found within the River Market District borders. An aloft hotel would further the intent upon which the district was established. The River Market District is an amalgamation of architectural styles from small simple one story structures, to renovated four story loft buildings, to multi -story structures, all ranging from classical designs to those with modern architecture. Many buildings located within the district currently exceed the forty eight (48) foot height limit in the area and still blend in with the surrounding structures; including the City Library at sixty five (65) feet high, the First Security Center at approximately one hundred seventy (170) feet high, the River Market Hall and the Museum Center. At approximately ninety (90) feet tall (a building height of seventy eight (78) feet, with an architectural feature of twelve (12) feet on the top of the building), the proposed development is not a relatively tall building being half of the size of the nearby First Security Center and considerably smaller than other condominium towers and the Acxion Center. We believe the proposed development will be compatible with the surrounding River Market District area. The hotel's "L" shaped configuration will give space and natural light to the adjacent library buildings and open new pedestrian ways adjacent to these structures, which will in turn encourage a festive and pedestrian atmosphere for which the district was established. 2 January 8, 2009 ITEM NO.: F (Cont.) FILE NO.: Z-8397-A The development of an aloft hotel will add one hundred thirty six (136) new hotel rooms and additional meeting space to the City and bring a nationally recognized brand, Starwood Hotels and Resorts, to the Little Rock market. Along with the two existing hotels in the immediate vicinity, the Courtyard by Marriott and the Hampton Inn and Suites, the aloft hotel will increase the number of available rooms to over three hundred eighty (380) rooms making Little Rock more attractive to major conventions and events. Such visitors and conventioneers will shop and dine in the district, thereby enhancing the already desirable environment in the River Market District. Further, the aloft hotel is oriented toward a younger market bringing a different lodging product and option to the market, marking the River market desirable to even more people. An aloft hotel, with its orientation toward a younger clientele, can bring new life and energy to this area on a daily basis. The proposed development would create a quality property benefiting the River Market District by bringing a $20 million construction project to the area that will create new jobs in the area. In addition, the property taxes would increase from approximately $1,452 per year to approximately $280,000 per year benefiting the district and all of Little Rock. The proposed development will also contain retail space on the first floor, providing patrons greater shopping and dining options in the area. McKibbon Hotel Group, Inc. has developed and operated other hotels in the area including the Courtyard by Marriot and the Hampton Inn and Suites. During the development of their other properties, McKibbon has worked actively with the City during the design and construction phases and is committed to containing this practice for the proposed development. Their developments have encouraged visitors to lodge in the River Market, thereby increasing the number of visitors who dine and shop in the district. The proposed development aims at creating an innovative option for patrons of the district and increasing the overall use of the area. During the planning and development process for this hotel, McKibbon has worked with property owners in the vicinity of the planned development to gather input and ideas on how to make the aloft hotel a welcome addition to the River Market area. The project as presented reflects a collaborative effort to bring even more vitality to this part of Little Rock. A. PROPOSAL/REQUEST: The request is a rezoning from the current UU, Urban Use District to Planned Commercial Development, PCD to allow the construction of a new seven (7) story building containing retail and a hotel on this 0.44 acre site. The hotel is proposed with a zero setback along the abutting streets. The maximum building height proposed is 90 feet. The building will be seven stories facing President Clinton Avenue and Commerce Street stepping down to five stories and then three stories adjacent to the alley separating the development and the Cox 3 January 8, 2009 ITEM NO.: F (Cont. FILE NO.: Z-8397-A Center. A single story structure is located on the interior of the site adjacent to the Cox Center and the Budget Office building. The site plan includes a 136 room hotel with the ground floor fronting President Clinton Avenue dedicated to retail. The retail will turn the corner onto Commerce Street connecting to the hotel lobby. The request includes variances from the typical standards established in the River Market Design Overlay District. These variances include signage, building height, landscaping, projections over and into the right of way and curb cuts. The development is proposed with parapet signs, wall signs, projecting signs, and awnings. Each of the signs may require more than one variance from the standards established in the River Market DOD. Each of the variances has been identified in the Analysis section of this report. B. EXISTING CONDITIONS: The site is a surface parking lot with a small police substation located on the corner of President Clinton Avenue and Commerce Street. The area is the River Market entertainment district with the River Market Hall and Museum Center located to the north. South and west of the site are buildings owned and occupied by the Central Arkansas Library System. There is a parking garage located to the southeast of the site and a restaurant located to the east. The remainder of the area contains office, residential, commercial including restaurants, bars and hotels. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational inquires concerning the proposed development. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet, the Downtown Neighborhood Association and the River Market Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Sidewalks per the River Market Design Overlay District with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 0 January 8, 2009 ITEM NO.: F (Cont. E FILE NO.: Z-8397-A UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity contribution analysis required, contact LRWW for details. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. The site is located on the Trolley Route. F. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a rezoning for a Planned Commercial Development. 5 January 8, 2009 ITEM NO.: F (Cont. FILE NO.: Z-8397-A The request does not require a change to the Land Use Plan. Master Street Plan: President Clinton and Commerce Streets are both shown as Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: A Class III bike route is shown along Commerce Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: This area is located within an area not covered by a recognized City of Little Neighborhood Action Plan but is part of the Downtown Little Rock Framework for the Future plan. Landscape: The site is located within the River Market Design Overlay District which has established standards for the type and placement of street trees, including design of sidewalks and tree grates. G. SUBDIVISION COMMITTEE COMMENT. (October 23, 2008) Mr. Rick Redden of AMR Architects was present representing the request. Staff presented an overview of the development stating the site was located within the River Market area of the City and was proposed for future development as a mixed use development including a multi -story hotel. Staff stated the site was zoned UU, Urban Use District and was located within the River Market Design Overlay District. Staff stated the DOD established a number of development criteria including building heights, design standards for signage and typical landscaping requirements. Staff stated the design as proposed exceeded a number of the typical development criteria established in the Overlay. Planning staff comments were addressed. Staff requested a ground floor footprint to identify the areas proposed for commercial activity. Public Works comments were identified noting the comments were related to the future development of the site including repair or replace any curb and gutter or sidewalk that was damaged in the public right-of-way prior to occupancy. Staff also stated sidewalks per the DOD with appropriate handicap ramps were required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Landscaping comments were addressed. Staff stated the developers were requesting a variation from the typical standard for street trees along Commerce Street. Mr. Redden stated there were three trees on Commerce Street. He C: January 8, 2009 ITEM NO.: F Cont.) FILE NO.: Z-8397-A stated the southern -most tree would be removed and an additional tree would be installed to the south nearer the alley. He stated, based on the location of the pull -off and the trolley poles, the required number of trees could not be achieved. Staff stated the tree spacing in this area was approximately 97 feet as opposed to the typical 30 feet on center. H. ANALYSIS: The applicant submitted the requested additional information to staff from issues raised at the October 23, 2008, Subdivision Committee meeting. A floor plan for the first floor of the structure has been provided to identify the proposed retail areas. The request is a rezoning request from UU to PCD to allow the construction of a 136 room aloft hotel. There are variances from the typical standards of the River Market Design Overlay District. The items identified with variances are the building height, exterior skin of the building, signage, projections within and over the right of way and street trees. The proposed building is a seven -story hotel (136 beds) with the hotel entrance located on Commerce Street. Retail will face President Clinton Avenue and Commerce Street abutting the hotel lobby. Sec. 36-356. Building form. (a) Materials. (1) Historic materials or distinctive architectural features shall not be removed or hidden. (2) The type of materials and their color, texture, scale and detailing shall be compatible with those of buildings on adjacent sites. (3) Surface cleaning of historic structures shall be done with the gentlest possible method. Physical or chemical treatments, such as sandblasting or high pressure water cleaning, that cause damage to historic material shall be prohibited. (b) Roof types. Building roofs shall relate to the overall size, shape, color and texture of roofs of buildings within the district. (c) Openings. (1) Historical upper facade windows shall retain original dimensions and details. (2) Historical storefront configuration shall not be altered. (3) New construction shall have a pattern of windows and doors that resemble similar patterns on facades of adjacent buildings. (4) Primary entrances shall be parallel with the street. (d) Style and form. (1) New construction shall not exceed four (4) stories in height or a total height of forty-eight (48) feet. (2) Buildings shall maintain the distinction between upper and lower levels. (3) Historical context of buildings shall be restored to original designs. (e) Mass. (1) New construction wider than the typical building width shall be visually massed to appear similar to buildings on adjacent sites. (2) The primary facade of a building shall be oriented parallel with the street. The exterior of the building will be primarily brick, glass, black aluminum composite panels and possibly cast stone. The brick will encompass the main body of the building with the black aluminum composite panels and white cast stone accents on the corner of the building at Commerce Street and President 7 January 8, 2009 ITEM NO.: F (Cont. FILE NO.: Z-8397-A Clinton Avenue. The brick will be two colors with a darker color of brick to break up the facade of the structure and to acknowledge the height of the adjacent Cox Center and the old Budget Office Center building. The ordinance states new construction wider than the typical building width shall be visually massed to appear similar to buildings on adjacent sites. The hotel construction is wider than the typical building width on adjacent lots, but with the differing building materials, it appears to be visually broken into smaller units. The first floor will be metal and glass contemporary storefront windows and doors. Retail space will face President Clinton Avenue and will turn the corner on Commerce Street to abut the hotel lobby. The main entrance to the hotel is on Commerce Street. Horizontal accent lights of blue and gold are located between the second and third floors, the fourth and fifth floors and the sixth and seventh floors. The horizontal accent lighting does not illuminate signage and is simply decorative lighting on the building. The first floor will be built at the north property line to continue the line of the Arkansas Studies Institute and the adjacent historic buildings along President Clinton Avenue. While the first floor facade will be at the north property line, the second floor and above will be set back from the property line two feet two inches (2'-2"). The Commerce Street fagade will set back in a similar fashion. The west side of the building on President Clinton Avenue will be notched and lowered to five floors and the south side of the building on Commerce Street will be notched with two steps in height resulting in a three story and a five story building height to reflect the similar heights of the existing buildings next door (the old Budget Office building and the Cox Center). There will be flagpoles mounted on the east side of the building roughly on the third floor. Flagpoles are not covered in the DOD, but will require franchises, since they will be located in the public right-of-way. There are multiple signs on the building. They are as listed: parapet sign facing east on Commerce Street, parapet sign facing north on President Clinton Avenue, projecting sign on entrance awning on Commerce Street, projecting sign on north fagade on President Clinton Avenue, bar sign on Commerce Street and wall sign facing west on alley. Each sign will be described and then followed by the variances that it will require. (The text of the ordinance is in italics.) The parapet sign facing east on Commerce Street has the text "aloft" and "w hotel" below. The lettering height is 7'-10" tall for "aloft" and 3'-9" tall for "w hotel". The sign measures 21'-6" wide for the "aloft" text and 16'-0" wide for the "w hotels" text. The sign is mounted above the seventh floor of the building on an architectural element. The square footage of the sign will be approximately 168 square feet for the "aloft" and 60 square feet for the "w hotel". The signs will be internally illuminated. 0 January 8, 2009 ITEM NO.: F (Cont. FILE NO.: Z-8397-A Sec. 36-353 (a) (2) f "Internally illuminated signs are prohibited." Sec. 36-353 (c) (1) a "Except as permitted in subsection (b), the maximum sign height on a building shall not extend above the second floor windowsill or above the overhang of a single story building". Sec. 36-353 (c) (2) "Signs shall not exceed one quarter (114) of a square foot of sign area for each linear foot of primary street building frontage, not exceeding twenty- five (25) square feet per sign." Sec. 36-353 (c) (3) a "Letters shall not exceed one and one-half (1 112) feet in height." Sec. 36-353 (c) (3) b "Letters shall not exceed three-quarters (314) of the height of the sign." Sec. 36-353 (c) (3) c "Letters shall not exceed sixty (60) percent of the total area of the sign." The parapet sign facing north on President Clinton Avenue has the text "aloft". The lettering height is 7'-10" tall and measures 21'-6" wide. The sign is mounted above the seventh floor of the building on an architectural element. The square footage of the sign is approximately 168 square feet. The sign will be internally illuminated. Sec. 36-353 (a) (2) f "Internally illuminated signs are prohibited." Sec. 36-353 (c) (1) a "Except as permitted in subsection (b), the maximum sign height on a building shall not extend above the second floor windowsill or above the overhang of a single story building". Sec. 36-353 (c) (2) "Signs shall not exceed one quarter (114) of a square foot of sign area for each linear foot of primary street building frontage, not exceeding twenty- five (25) square feet per sign." Sec. 36-353 (c) (3) a "Letters shall not exceed one and one-half (1 112) feet in height." Sec. 36-353 (c) (3) b "Letters shall not exceed three-quarters (314) of the height of the sign." Sec. 36-353 (c) (3) c "Letters shall not exceed sixty (60) percent of the total area of the sign." A wall sign on the east facade (Commerce Street) of the building on the first floor to advertise the hotel bar is indicated. The text is "W XYZ' and the letters are 12". The sign is mounted below the second floor windowsill. The sign measures 16-0" by 2'-2" tall for approximately 35 square feet. The sign is internally illuminated. 9 January 8, 2009 ITEM NO.: F (Cont.) FILE NO.: Z-8397-A Sec. 36-353 (a) (2) f "Internally illuminated signs are prohibited." Sec. 36-353 (c) (2) "Signs shall not exceed one quarter (114) of a square foot of sign area for each linear foot of primary street building frontage, not exceeding twenty- five (25) square feet per sign." Sec. 36-353 (c) (3) b "Letters shall not exceed three-quarters (314) of the height of the sign." Sec. 36-353 (c) (3) c "Letters shall not exceed sixty (60) percent of the total area of the sign." A wall sign facing west on the alley is indicated. The text "aloft" and "w hotel" underneath is proposed. The "U in aloft is 4' tall and the entire lettering is 15' wide. The lettering height of "w hotels" is 9" and the length is 6'. The sign is mounted on the seventh floor of the building. The sign square footage is a 60 square feet for the "aloft" text and 4.5 square feet for the "w hotels" text. The sign will be internally illuminated. Sec. 36-353 (a) (1) c "Wall signs shall be confined to the flat surface of the building and shall not project more than five (5) inches from the building facade." Sec. 36-353 (a) (1) h "All signs must face public street right-of-way except those permitted on facades facing the Arkansas River." Sec. 36-353 (a) (2) f "Internally illuminated signs are prohibited." Sec. 36-353 (c) (1) a "Except as permitted in subsection (b), the maximum sign height on a building shall not extend above the second floor windowsill or above the overhang of a single story building". Sec. 36-353 (c) (2) "Signs shall not exceed one quarter (114) of a square foot of sign area for each linear foot of primary street building frontage, not exceeding twenty- five (25) square feet per sign." Sec. 36-353 (c) (3) a "Letters shall not exceed one and one-half (1 112) feet in height." Sec. 36-353 (c) (3) b "Letters shall not exceed three-quarters (314) of the height of the sign." Sec. 36-353 (c) (3) c "Letters shall not exceed sixty (60) percent of the total area of the sign." On President Clinton Avenue there will be a projecting sign on the north facade of the building. The text will read "aloft " and "w hotel". The lettering is a maximum of 18 inches tall. The sign is mounted on the building above the fourth floor windowsill. The sign is 6'-5" wide by 4'-6" tall or 29 square feet. The sign is 10 January 8, 2009 ITEM NO.: F (Cont.) FILE NO.: Z-8397-A internally illuminated. The sign will be extend 6'-5" from the face of the building. The sign is 18" thick. Sec. 36-353 (e) (1) b "Height of projecting signs shall not extend past the sill of the second story windows. " Sec. 36-353 (e) (1) c "Projecting signs shall extend a maximum of three (3) feet from the face of the building." Sec. 36-353 (e) (2) a "Projecting signs shall have a maximum of twelve (12) square feet of sign face per sign." Sec. 36-353 (e) (2) b "Thickness of projecting signs shall be limited to five (5) inches." Sec. 36-353 (e) (4) a "Internally lit signs are prohibited. When projecting signs are externally lit, they shall be illuminated from a concealed source of light or a decorative source that is integral to the design of the sign." On Commerce Street a projecting sign mounted on the hotel entrance awning is proposed. The text "aloft " and "w hotel" are indicated. The letters are a maximum of 18 inches tall. The sign is mounted on the awning at the street edge. This will equate to being above the second floor windowsill. The sign is 6'-5" wide by 4'-6" tall or 29 square feet. The sign is internally illuminated. The sign will extend 5'-F from the face of the building. The projecting sign is 18" thick. Sec. 36-353 (e) (1) b "Height of projecting signs shall not extend past the sill of the second story windows." Sec. 36-353 (e) (1) c "Projecting signs shall extend a maximum of three (3) feet from the face of the building." Sec. 36-353 (e) (2) a "Projecting signs shall have a maximum of twelve (12) square feet of sign face per sign." Sec. 36-353 (e) (2) b "Thickness of projecting signs shall be limited to five (5) inches." Sec. 36-353 (e) (4) a "Internally lit signs are prohibited. When projecting signs are externally lit, they shall be illuminated from a concealed source of light or a decorative source that is integral to the design of the sign." There are five (5) signs proposed, two on the parapet, two projecting and one on the west wall. 11 January 8, 2009 ITEM NO.: F Cont. FILE NO.: Z-8397-A Sec. 36- (3) (c) b. "Signs shall not number more than three per business." The height of the building is 78 feet with an architectural element 12 feet for a total of 90 feet. The architectural element, a steel canopy covering the roof, resembles a swoof or wave. Sec. 36-356 (d) (1) "New construction shall not exceed four (4) stories in height or a total height of forty-eight (48) feet." The awnings over the retail space on President Clinton Avenue project 7' from the building facade with a clearance of 8' from the sidewalk. The UU Zoning District standard allows an 8' clearance from the sidewalk. The River Market DOD requires 9' clearance. Sec 36-356 (f) (2) 'Awnings shall not project more than five (5) feet from the building facade and have a minimum clearance of nine (9) feet above the sidewalk." The awning over the entrance to the hotel located on Commerce Street will project 12' from the building facade with a clearance of 9' from the sidewalk. Sec 36-356 (f) (2) 'Awnings shall not project more than five (5) feet from the building facade and have a minimum clearance of nine (9) feet above the sidewalk." There are three existing street trees on Commerce Street abutting the site. Two of the trees will be removed and a new tree will be installed near the alley resulting in two (2) trees along Commerce Street. Installation will conform to the DOD. The spacing of the trees is approximately 97 feet. Sec 36-358 (c) (1) "Trees shall be thirty (30) feet on center and two (2) feet off back of curb." A vehicle drop-off for the hotel entrance on Commerce Street is indicated. The sidewalk will remain intact with additional paving added to each end of the drop off to create bulbs. The drop off will be created within the existing right of way and is eight (8) feet wide. The bulbs will define the vehicle arrival/drop off/taxi loading area. Section 36-361 (a) (2) states "Existing curb cuts on President Clinton Avenue, Commerce, Sherman and Rock Streets shall be removed or minimized to reduce conflict with pedestrian traffic." The curb cut will be modified from a parking lot entrance to a drop off for the hotel. (No variance is required.) 12 January 8, 2009 ITEM NO.: F (Cont.) FILE NO.. Z-8397-A All streetscape items such as sidewalks, street trees, benches, curbs, planting strips, tree grates, etc., must be replaced or repaired per the DOD upon the completion of construction. Doors for the retail spaces along President Clinton Avenue require a variance to permit swinging into the right-of-way. Sec 36-342.1 (c) (7) Urban Use District "Buildings must be oriented to the street. The primary entrance of the building shall be at street level on the street at the sidewalk. Entrances shall be designed so that the door will not swing beyond the property line." While the generic term River Market area covers an area extending south and west of this site, the River Market DOD covers only the area bounded by Cumberland Street, Second Street, roughly 1-30 and the Riverfront Park. The area encompassed by the River Market Design Overlay District has a variety of building heights ranging from the one story buildings in the 500 Block of President Clinton Avenue (Sticky Fingerz) to the multi -storied Fones Warehouse building that is now the main branch of the Central Arkansas Library System. Two new structures have been built in the Overlay District which have required height variances, First Security Building constructed to fourteen stories and the River Market parking deck constructed to seven stories. Staff is continuing to review the proposed request with regard to the overall development plan and the proposed variances from the typical standards of the River Market Design Overlay District. STAFF RECOMMENDATIONS: Staff recommendation is forthcoming. PLANNING COMMISSION ACTION: (NOVEMBER 13, 2008) The applicant was not present. There were registered objectors present. Staff presented the item stating the applicant had submitted a request on November 13, 2008, requesting the item be deferred to the December 18, 2008, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion of waiver of the Commission's By-laws with regard to the late withdrawal request. The motion carried by a vote of 6 ayes, 1 no, 2 absent and 2 open positions. The chair entertained a motion for placement of the item on the Consent Agenda for deferral as recommended by staff. The motion carried by a vote of 7 ayes, 0 noes, 2 absent and 2 open position. 13 January 8, 2009 ITEM NO.: F (Cont. STAFF UPDATE: FILE NO.: Z-8397-A Staff is continuing to review the request and will provide a recommendation at the December 18, 2008, public hearing. PLANNING COMMISSION ACTION: (DECEMBER 18, 2008) The applicant was not present. Staff presented the item stating the applicant had contacted them on December 12, 2008, requesting this item be deferred to the January 8, 2009, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion of approval of the item as recommended by staff. The motion carried by a vote of 6 ayes, 0 noes, 2 absent and 3 open positions. STAFF UPDATE: The applicant submitted a request dated December 22, 2008, requesting this item be withdrawn from consideration without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (JANUARY 8, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had requested on December 22, 2008, withdrawal of the item. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The chair entertained a motion of approval of the item for withdrawal. The motion carried by a vote of 10 ayes, 1 noes and 1 absent. 14 ITEM NO.: Q1, Z-8397-A NAME: Aloft Hotels Short -form PCD LOCATION: located at 421 President Clinton Avenue Planning Staff Comments: 1. Provide notification of property owners located within 200 feet of the site complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notices must be mailed no later than October 29, 2008. The Office of Planning and Development must receive the proof of notice no later than November 7, 2008. 2. Provide the retail/office space proposed within the building. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Sidewalks per the DOD with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Capacity contribution analysis required, contact LRWW for details. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss back -flow prevention requirements for this project. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment_ CATA: The site is not located on a dedicated CATA Bus Route. The site is however located on the Trolley Route. Pianning Division: Landscape:, The site must comply with River Market Design Overlay District standards for type and placement of street trees, including design of sidewalks and tree grates. Revised plat/plan. Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 29, 2008. 4 [ "Z-